Restaurant Property with Covered
For Sale
$1,000,000
111 W OLYMPIA Avenue, Punta Gorda, FL 33950
Commercial Sale, PUNTA GORDA, FL
Property Size2,221 SF
Lot Size0.09 Acres
Price / SF$450.25
Days on Market16
Property Features for 111 W OLYMPIA Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CC
Subdivision
PUNTA GORDA
Directions
From 41 South into Punta Gorda, take a left onto W Olympia Ave, the property will be on the Right.
Standard status
Active
APN
412306382003
Size
2,221 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PUG 000 0043 0001N PUNTA GORDA BLK 43 N1/2 LT 1 132/479 219/213 1009/2067 2393/1742 2487/164 3248/785 CD3257/62
Tax Annual Amount
6627
Legal Description
PUG 000 0043 0001N PUNTA GORDA BLK 43 N1/2 LT 1 132/479 219/213 1009/2067 2393/1742 2487/164 3248/785 CD3257/62
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Building Details
Year built
1952
Number of units
1
Building materials
Block, Stucco
Roof type
Concrete
Listing Agency:
RE/MAX PALM REALTY · RE/MAX International
(941) 743-5525
Listed By:
Taylor Brady · License #3591890
(239) 896-6433
Added: Aug 10
Changed: Aug 24
Last Checked: Aug 25 at 5:06AM
MLS# C7528902
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,221-square-foot restaurant property occupies a 0.09-acre site and is configured for ongoing food-service operations. The building includes a commercial kitchen, dedicated cooler area, open dining room, and covered outdoor seating. Block and stucco construction, a concrete roof, central air, and public sewer are also in place. Built in 1952, the property carries CC zoning.
Located at 111 W. Olympia Avenue in downtown Punta Gorda, the site sits along a corridor reporting approximately 13,500 vehicles per day. Shops, restaurants, the waterfront, and community festivals and events surround the property, placing the restaurant within an active downtown setting. The sale includes a property currently occupied by an established restaurant.
Located at 111 W. Olympia Avenue in downtown Punta Gorda, the site sits along a corridor reporting approximately 13,500 vehicles per day. Shops, restaurants, the waterfront, and community festivals and events surround the property, placing the restaurant within an active downtown setting. The sale includes a property currently occupied by an established restaurant.
Key Highlights
- 2,221‑square‑foot restaurant property on a 0.09‑acre site
- Commercial kitchen, dedicated cooler area, open dining room, and covered outdoor seating
- Approximately 13,500 vehicles per day along the surrounding downtown corridor
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$39,509
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.95%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$790,180
$790.2K
Cap Rate 7%
$564,414
$564.4K
Cap Rate 9%
$438,989
$439.0K
Market Conditions
NOI Build-Up for 2,221 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$58.4K $26.28/SF
− Vacancy
−$1.9K −$0.87/SF
EGI
$56.4K $25.41/SF
− OpEx
−$16.9K −$7.62/SF
NOI
$39.5K $17.79/SF
Area
Charlotte County, FL
Vacancy
3.30%
Lease Rate
$26.28 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$790,180
Cap Rate 7%
$564,414
Cap Rate 9%
$438,989
Alternative Uses
Best Use
Retail
$564.4K
$493.9K – $658.5K
NOI $39,509 @ 7.0% cap · market cap 3.95%
Second Best
Specialty Retail
$424.1K
$371.1K – $494.8K
NOI $29,688 @ 7.0% cap · market cap 2.97%
Theoretical Best
Office A
$727.2K
$636.3K – $848.4K
NOI $50,905 @ 7.0% cap · market cap 5.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
13,500 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
1,749
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33950, FL
24,984
Population
16,748
Households
1.5
Avg Household Size
66
Median Age
36%
College-Educated
95%
High-School Grad
17.8 sq mi
ZIP Area
1,404
Density / Sq Mi
$74,484
Median Household Income
$46,032
Median Earnings
$1,192
Median Rent
$393,500
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Established restaurant property with a commercial kitchen, open dining area, cooler space, and covered outdoor seating.
Where is this conventional restaurant located?
The property is located at 111 W OLYMPIA Avenue Punta Gorda, FL.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 2,221‑square‑foot restaurant property on a 0.09‑acre site; Commercial kitchen, dedicated cooler area, open dining room, and covered outdoor seating; Approximately 13,500 vehicles per day along the surrounding downtown corridor
